175 Benchor Rd NW · Palm Bay, FL 32907

$225,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 51 Days on market

Built 1985 10,019 sqft lot

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

new mail box and moreOWNER IS LICENSED REAL ESTATE AGENT

Key facts

• Large backyard
• Florida room
• City water

Tags

• FLORIDA ROOM
• LARGE BACKYARD
• FRUIT TREES
• UPDATES THROUGHOUT
• CITY WATER

Property features AI

Finance

• Other: Unfurnished

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Septic tank; Electricity connected
• Home design: Single family residence; One-story; Faces west
• Construction: Frame construction; Shingle roof
• Exterior features: Front porch; Fenced yard (wood); Shed(s); Few to many trees on the lot; City street and county road frontage

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (including Bedroom 2 and Bedroom 3)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Primary bathroom with tub and shower; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer and dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $23 ($270/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (10.2% below list).
• Recommended offer: $202k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#366 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, health & safety D-.
• Brevard (suburban): math 53% / reading 57% proficiency, ranked #19 of 73 in FL (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Christa Mcauliffe Elementary School (math 56% / reading 55%, grade C, #855 of 2,144 statewide, top 41%, 621 students, 68% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Heritage High School (math 30% / reading 44%, grade F, #340 of 667 statewide, top 52%, 2,007 students, 62% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 750 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $225k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,068 (10.2% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-39,106
• Equity at exit: $33,548

10-year hold

• IRR: -14.8%
• Equity multiple: 0.23×
• Total profit: $-48,266
• Equity at exit: $19,454

Cash invested: $63,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32907

• Home prices YoY: -10.1%
• Rents YoY: 0.9%
• Active inventory: 750
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$300 /mo · $3,602/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $23

Break-even live

Break-even rent $1,992

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $150	-5% $86	+0% $23	+5% $-41	+10% $-105
Rent	-10% $-137	-5% $-57	+0% $23	+5% $102	+10% $182
Rate	-1.0pp $136	-0.5pp $80	base $23	+0.5pp $-36	+1.0pp $-95

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Daffodil Dr SW Palm Bay, FL	3.0–4.0	2.0–3.0	1384	$1,649	$1.19	16d	6	0.27mi
487 Wiltshire Ave SW Palm Bay, FL	3.0	2.0	1462	$2,300	$1.57	25d	1	0.86mi
511 Trumpet St SW Palm Bay, FL	3.0	2.0	1243	$2,200	$1.77	25d	1	0.87mi
751 Winchell St SW Palm Bay, FL	3.0	2.0	1160	$1,960	$1.69	21d	1	0.89mi
154 Anderson Ave NE Unit 154 Palm Bay, FL	3.0	2.0	1414	$1,800	$1.27	16d	1	0.90mi
124 Evergreen St NE Palm Bay, FL	3.0	2.0	1283	$1,855	$1.45	25d	1	1.05mi
2127 Jupiter Blvd SW Palm Bay, FL	3.0	2.0	1104	$1,885	$1.71	25d	1	1.07mi
1374 Jupiter Blvd NW Palm Bay, FL	3.0	2.0	1500	$1,895	$1.26	25d	1	1.09mi
320 Algiers Ave SE Palm Bay, FL	3.0	2.0	1306	$1,825	$1.40	25d	1	1.21mi
890 Serenade St NW Palm Bay, FL	3.0	2.0	901	$1,850	$2.05	25d	1	1.22mi
347 Americana Blvd NE Palm Bay, FL	3.0	2.0	1372	$1,900	$1.38	16d	1	1.22mi
874 Altona St NW Palm Bay, FL	3.0	2.0	1488	$1,955	$1.31	25d	1	1.25mi
171 Okeefe St SE Palm Bay, FL	3.0	2.0	1288	$1,855	$1.44	16d	1	1.28mi
403 Tillman Ave SW Palm Bay, FL	3.0	2.0	1056	$1,750	$1.66	23d	1	1.31mi
726 Scotten Ave SW Palm Bay, FL	3.0	2.0	1443	$1,970	$1.37	16d	1	1.33mi
271 Wendover Rd SW Palm Bay, FL	3.0	2.0	1425	$1,900	$1.33	25d	1	1.43mi

Listing history 10 events

1. 2026-05-07
   status Pending
2. 2026-04-24
   price $225,000
3. 2026-03-17
   listed $240,000 Active
4. 2004-08-18
   soldstatus $130,000
5. 2004-07-20
   soldstatus $85,000 56-char remark

   Show marketing remark (56 chars)

   new mail box and moreOWNER IS LICENSED REAL ESTATE AGENT

6. 2004-06-04
   listed $135,901 56-char remark

   Show marketing remark (56 chars)

   new mail box and moreOWNER IS LICENSED REAL ESTATE AGENT

7. 2004-02-05
   soldstatus $76,500
8. 1992-08-01
   soldstatus $42,000
9. 1991-12-01
   soldstatus $37,700
10. 1985-07-01
    soldstatus $39,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,602 · $300/mo
• Projected year-2 tax: $3,602 · $300/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,248
• − Mortgage interest: −$12,603
• − Property taxes: −$3,602
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$6,545
• Taxable loss: −$3,507
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $1,112/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brevard
• NCES district ID: 1200150
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $49,426
• Composite: 46.86/100
• National rank: #2370
• State rank: #19 of 73 in FL

Livability — Palm Bay

• Score: 72/100
• State rank: #366
• US rank: #6458

Category grades

Amenities F Commute C+ Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety D- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Bay, FL
• County: Brevard County · 602,871 people
• City population: 132,211
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 49,080
• Household income: $75,311
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 702.0

Population outlook (Brevard County) Hauer SSP2

• Today (2025): 623,254 people
• By 2030: 648,420 · +4.0%
• By 2040: 690,009 · +10.7%
• By 2050: 715,669 · +14.8%
• By 2075: 775,744 · +24.5%
• By 2100: 776,687 · +24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Black 15% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Brevard

• 2024 margin: Strong R (+20.8) · D 39.1% · R 59.9% · Other 1.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -10.4pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.4 2016: R+19.8 2012: R+12.7 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.79%
• Current HPI: 308.9719
• Rent YoY: ▲ 0.93%
• Metro: Palm Bay-Melbourne-Titusville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+474.0% since first listed

10 events — show timeline

• 2026-05-07 Pending — SCMLS
• 2026-04-24 Price Changed $225,000 SCMLS
• 2026-03-17 Listed $240,000 SCMLS
• 2004-08-18 Sold (Public Records) $130,000 Public Records
• 2004-07-20 Sold (MLS) $85,000 SCMLS
• 2004-06-04 Listed $135,901 SCMLS
• 2004-02-05 Sold (Public Records) $76,500 Public Records
• 1992-08-01 Sold (Public Records) $42,000 Public Records
• 1991-12-01 Sold (Public Records) $37,700 Public Records
• 1985-07-01 Sold (Public Records) $39,200 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,602 · +7.2% YoY. Source: county tax records.